Off The Shelf Schemes (OTS) Design Issues
1.0 Associations must first read the guidance provided in the main Design Standards Guide before proceeding to consider the following issues.
1.1 The minimum standards as laid out in DSD’s Design Guide apply to all schemes.
In considering any Off the Shelf opportunities Associations should carefully consider Guide compliance issues before entering into any form of commitment to the project. It may be more appropriate to reject OTS schemes with significant compliance issues. Associations must make this assessment before applying for Scheme Approval.
See Scheme Types for detailed criteria that must be applied to define a scheme as an Off the Shelf transaction for the purposes of DSD scheme approval. Below are some typical areas where Off the Shelf schemes often fail to comply with the full requirements of the guide but where some departure from the minimum standards will be considered as part of the Scheme Approval process. The intention is to allow associations some limited leeway from the minimum standards for schemes that otherwise are broadly ‘fit for purpose’ and to build in some flexibility to facilitate NIHE (DPG) in making a judgement on such matters in the context of the whole scheme.
1.2 Space Standards
OTS properties are new build properties built to current regulations. There may be cases where an OTS almost meets the TCI area bands standard for the occupancy level initially identified. In such cases, the Associations should provide justification with their submission to facilitate the assessor in applying a reasonable judgement to the specific case. In order to comply with DSD space standards Associations need to be realistic with their assessment of proposed occupancy levels.
Two TCI area bands above the minimum standard may be considered for approval by NIHE (DPG) provided Associations can justify the additional expenditure in terms of value for money. This will not lead to an automatic approval but will be considered by NIHE (DPG) in the context of the whole scheme.
The costs associated with the construction of en-suite bathrooms and utility rooms will be considered in the context of the area band assessment.
1.3 Non-Qualifying Costs for properties where floor area is within the additional two bands allowable
- The fitting out of any en-suite Bathroom is identified as non-qualifying costs with costs identified by the Association’s costs consultant or suitably qualified and competent in-house staff;
- The fitting out of Utility room - where all or part of utility is needed to meet kitchen requirements then ALL of the fitting out in utility is deemed as qualifying costs;
- The fitting out of Utility room - where the kitchen by itself meets requirements all fitting out of utility area is treated as non-qualifying costs with costs identified by the Association’s costs consultant or suitably qualified and competent in-house staff.
Qualifying Floor area band assessed 'as existing' by the Association’s valuer.
1.4 Non-Qualifying Costs for properties where floor area is larger than additional two bands allowable
Fitting out rules apply as paragraph 1.3.
The Association’s brief to its valuer should clearly direct the valuer to identify a cost for any non-qualifying Floor area. Therefore two valuations are obtained by the Association.
- Qualifying floor area valued up to and including the two area bands allowable;
- The remaining floor area, over and above the two additional area bands, has a value identified and recorded as non-qualifying costs.
1.5 Bedrooms – furniture layout Flexibility will be applied to the minimum standards for furniture layout provided Associations are realistic in terms of the occupancy level assessment of the dwelling and provided Health & Safety is not compromised. Associations must clearly specify the reasons for any non-compliance with minimum standards. This will not lead to an automatic approval but will be considered by NIHE (DPG) in the context of the whole scheme.
1.6 Kitchens – Unit and worktop provision Limited flexibility will be allowed in terms of the provision of kitchen units and worktops. Associations must clearly specify the reasons for any non-compliance with minimum standards. This will not lead to an automatic approval but will be considered by NIHE (DPG) in the context of the whole scheme.
It is essential for Associations to note that the above potential flexibility will only be applied in the context of a scheme which:
- Is fundamentally Guide compliant;
- Is designed appropriately to meet the needs of the intended occupants and;
- Represents value for money (VFM) as demonstrated by the scheme’s economic appraisal and cost assessment.
1.7 Bathroom or WC door
Associations must ensure that the bathroom door is outward opening AND ensure that locks on WC and bathroom doors are ‘openable’ from the outside in an emergency. However, only where this is not practicable, the minimum acceptable alternative is for the bathroom door to be fitted with a suitable lock that can be opened from the outside.
See Safety in Design Standards for more information. 1.8 Tapered Stairs
Although tapered treads are acceptable under current Northern Ireland Building Regulations Technical Booklet H, the HA Guide requires under LTH Additional requirements and in the Safety section 2.54 of the Design Standards Guide that the design should incorporate ‘straight flight, dog-leg or L-shaped stair construction for all new build units. The rationale behind this is to promote Health & Safety within the home based on advice provided by a number of relevant sources e.g. BS 5395 Pt1:2000 (Code of Practice for Stairs, Ladders & Walkways)
Realistically when dealing with off-the-shelf (OTS) properties where stairs are already constructed and in place there is no alternative but to accept the status quo. Associations should, however, request that if feasible, any tapered treads are fitted at the bottom of the stairs.
It is deemed unreasonable to totally preclude these property types because of tapered treads where in essence they meet all other criteria. Subject to the Association being satisfied that the accommodation will present no significant Health & Safety issues and/or potential Management problems they should be accepted.
Schemes that do not demonstrate fundamental design compliance or where there are VFM concerns will not be afforded these facilities.
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